1185 Avenue of the Americas`s Tenant Handbook
1185 Avenue of the Americas Electronic Tenant® Portal Created on July 5, 2015 Building Amenities: Retail Services Starbucks Coffee - Hours of operation: 6:30am - 6:30pm, Monday - Friday Tel: (212) 382-0352 HSBC Bank - Hours of operation: 8:00am - 6:00pm, Monday - Friday Tel: (212) 575-1552 National Hockey League Store - Hours of operation: 9:00am - 9:00pm, Monday - Saturday 11:00am - 8:00pm Sunday Tel: (212) 221-6375 Building Operations: Accounting SL Green 1185 Ave Americas LLC P.O. Box 14094A Newark, NJ 07198-0094 Building Operations: Building Management SL Green Realty Corp. and our dedicated building staff perform a wide array of Property Management services and other “behind the scenes” activities vital to the operation of the property. We are committed to providing first-class services to you and your employees, making it easy to conduct business here. Our Property Management Team is here to assist you with issues or concerns you may have relating to your occupancy at this SL Green property. These include, but are not limited to: Maintenance emergencies, such as floods, HVAC, mechanical failure, etc. Power outages Lighting problems Temperature control Requests for HVAC services after hours, or on weekends and holidays All key and locksmith requests After hour freight elevator service Requests for overtime or special services may be coordinated through your Building Management Office by an Authorized Tenant Representative using Workspeed. Requests for overtime or special services may be coordinated through your Building Management Office by an Authorized Tenant Representative using Workspeed. Your Building Management Office maintains an updated list consisting of your Authorized Tenant Representative(s) who is (are) empowered to make or authorize others to make requests for services. In addition, this office, based upon information received from you, updates a list of “Essential Persons” to be notified in case of an emergency, both during and after business hours. The Building Office is open from 9:00am-5:30pm Monday through Friday. Outside of normal business hours, phone calls to the Building Office are rerouted to the lobby security desk. Phone: (212) 782-3200 Lobby Desk/Concierge/Security: (212) 782-3201 Fax: (212) 782-3210 Address: SL Green Realty Corp. 1185 Avenue of the Americas New York, NY 10036 Building Office: Basement The following personnel are available to address your needs: Title Name Property Manager Assistant Property Manager Property Assistant Tenant Services Coordinator Adam Rosner Portfolio Manager Leasing Leasing Phone Number (212) 782-3200 E-Mail [email protected] Michael Geary (212) 782-3200 [email protected] Christopher Niland(212) 782-3200 [email protected] Maria Stahow (212) 782-3200 (212) Fanci Weissman 356-4127 Howard (212) Tenenbaum 216-1685 (212) Gary Rosen 216-1687 [email protected] [email protected] [email protected] [email protected] Building Operations: Holidays The Building Office is closed on the following holidays: New Year’s Day Martin Luther King Jr. Day Presidents’ Day Memorial Day Independence Day Labor Day Thanksgiving Day Day after Thanksgiving Christmas Day Building Services on holidays will be as follows: Cleaning If cleaning is provided by Landlord, then routine cleaning will not be performed in your offices on the evening of a building holiday. If you wish for your offices to be cleaned on a holiday, contact the cleaning contractor, First Quality Maintenance at (212) 947-7800 by 2:00 p.m. of the last business day prior to the holiday so that service can be scheduled. There will be an additional charge. “Off Hour” Heating, Ventilation, and Air Cooling All requests for after hours heating, ventilation and air conditioning must be submitted to the Building Management Office through Workspeed by 2:00 p.m. prior to the date of service. Please note: Additional service requests may be billable. The rates for these services can be obtained through the Building Management Office. Building Operations: Leasing The leasing company for 1185 Avenue of the Americas is SL Green Realty Corp. and is located at 420 Lexington Avenue, 18th Floor, New York, New York. The main phone number is 212-594-2700. Listed below is the contact information for the authorized representatives. Title Executive Vice President Name Howard Tenenbaum Senior Managing Director Gary Rosen Phone Number (212) 216-1685 (212) 216-1687 Building Operations: Security The concierge desk is attended by security personnel 24 hours per day, 7 days per week. The building also has an electronic surveillance system throughout the property that is monitored at the concierge desk. Building Operations: Utilities NYC Water & Sewer (DEP) (212) 966-7500 Con Edison Gas, Steam & Electric (212) 683-8830 Names and phone numbers of building service contractors are available at the Building Office. Building Security: After Hours Access The building is accessible to tenants at any time through use of employee identification cards or by notifying the lobby desk in advance of the arrival of after-hours guests. Building staff will not unlock individual office suites. After-hours tenants, guests or service personnel must be provided with a key to office area by the tenant. Additional keys are available if needed from the Building Office for a small charge. Building Security: Building Access Regular business hours are 8:00 am to 6:00 PM Monday through Friday. The building is open to tenants and their guests at any time. See " After Hours Access" for more information. Building Security: Crime Prevention Police The NYPD plays an active role in the day-to-day operations of the SL Green Realty Corp. portfolio by providing various services, ranging from crime prevention to emergency response. They are dedicated to serving your needs, and will respond promptly when requested. Call 911 for all emergencies. Building Security: Deliveries Passenger elevators were designed solely for transporting building tenants and their guests to and from their office. For this reason, all deliveries, other than of small, hand-carried objects, are restricted to the loading dock, freight elevator and other service facilities of the building. Specifically, building regulations prohibit all deliveries and interfloor activities on passenger elevators which require the use of hand-trucks or two-or four wheeled carts such as mail carts, as well as movement of bulky objects regardless of how they are carried. In addition, construction personnel are required to use the freight elevator for all interfloor movement as a means of controlling dust and debris. Firms involved in moving furniture and equipment must submit a Certificate of Insurance with the Building Office before freight elevator service can be scheduled. Contact the Building Office for the required format of the certificate. Building Security: General Offices 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. Insist on identification from repairmen who come to work in your office. Security Checklist (continued) 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 Building Management Office 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 Building Management Office immediately. Building Security: Key & Lock Policy To facilitate the Tenant’s construction schedule, the building standard hardware can be obtained through the Building’s approved locksmith hardware provider who already has our key system in place. Cylinders can be submitted to Building Management and we will re-key the cylinder and install it if we are provided with a floor plan & key lock system, at the Tenant’s expense. All proposed door handles, hinge tension, etc. shall comply with the Americans with Disabilities Act (ADA). No double cylinder deadlocks are permitted; single cylinder deadlocks only. If unicam locks are to be installed, they must be equipped with a Schlage cylinder to permit a key override. Building Security: Lost and Found Please contact the Building Management Office at (212) 782-3200 to claim items that have been lost or found in the buildings. Building Security: Property Removal Lobby personnel are instructed not to allow anyone to remove equipment, furniture, computers, etc. without a building pass or proper authorization from the Building Office. To prevent uncomfortable situations from occurring when you exit the building, think ahead. A building pass can be obtained through Workspeed by authorized individuals within your company. Building Security: Solicitation Solicitation is not permitted. If someone is soliciting in your suite, then please notify the Building Management Office at (212) 782-3200 and we will send appropriate personnel to have them escorted off the premises. Building Services: Building Signage and Directory The directory located in the lobby allows visitors to locate names by company or by individual. All requests for directory listings should be submitted in Workspeed to the Building Office. Building Services: Cleaning First Quality Maintenance – 70 West 36th Street, New York, NY 10018 – Tel.: (212) 947-7800 Any additional cleaning beyond what your lease provides may be arranged through Tom Hogan. You may reach him at (212) 947-7800 or via e-mail at [email protected]. Building Services: HVAC Heating, ventilation and air conditioning are provided during normal building hours, 8:00 am to 6:00 pm, Monday through Friday. For HVAC service outside those hours, please advise Building Management via Workspeed, at least twenty-four hours in advance. The charge for after-hours service will change with varying costs of energy and labor, as provided in your lease. Building Services: Mail Service Rockefeller Plaza 610 5th Avenue – Concourse Level – New York, NY 10020 Also, there are mailboxes located across the street on 47th Street. Building Services: Maintenance Requests All maintenance requests should be entered into Workspeed. Workspeed is a web based service request management application that allows you to easily initiate and track all of your service and maintenance requests. Once your request is entered, the system will automatically dispatch it to Building Management. For training and configuration please contact your Building Management Office at (212) 782-3200. Building Services: Telecommunications Telecommunication providers currently servicing the building include Verizon, Rockefeller Group, MCI, Everest Broadband and Cogent Communications, Inc. 1185 Avenue of the Americas also provides the latest generation of fiber optic cable installed in the main telephone room and can accommodate T-1 lines, ISDN lines, etc. Time Warner Cable is the cable provider. Building Services: Service Areas Telephone, electric and service sink closets have been located in the core area of each floor to minimize interference with your use of office areas. They are considered an integral part of the building's mechanical system and are not to be used for storage or any purpose other than their designated use. Communications or other personnel requiring access for repair of installation work must apply to the Building Office which maintains a list of authorized contractors. Major installations especially those involving a telephone contractor, who has not previously performed work in the building, should be coordinated with the Building Manager in advance. In all cases, Certificates of Insurance are required of the contractor engaged in such repair or maintenance work and the contractor must be in good standing with a local union affiliate. Emergency Procedures: A Safe Environment 1185 Avenue of the Americas was designed to minimize the chance of a life-threatening emergency and to reduce damage in the event one does occur. It is inspected periodically and monitored 24 hours a day, seven days a week. Safety systems meet or exceed all relevant fire and building codes. Automatic systems include overhead sprinklers, which provide an immediate response to any significant fire. An automatic alarm is set off whenever water flows through the overhead sprinklers. Manual pull stations located in each hallway near the stairs, and smoke detectors in strategic locations also set off alarms, notifying the Fire Command Station in the lobby at the first sign of a fire. At the first alert, air-handling equipment is shut down automatically to prevent the spread of smoke. At the same time, if a water flow alarm has been received, elevators are returned to the lobby to await firefighters. Passive fire restraints include solid-core doors to prevent the spread of fire, and concrete slab floors with a four-hour safety rating. The Fire Command Station has direct communication with mechanical equipment rooms as well as with each floor, stairwell and elevator. This network of speakers can be used to give verbal instructions or information should the need arise. Key building management personnel carry beepers and/or two-way radios when away form their posts and the building operations staff stands ready to assist in any emergency. Due to the fire resistant quality of modern office high-rises, total evacuation of the building is very rare. Relocation is usually necessary only from the floor with the fire and the floor directly above, and alarms will usually sound only on these floors. Additional floors may be evacuated when ordered by the Fire Safety Director, Fire Department personnel or Police. Emergency Procedures: Bomb Threat When a bomb threat is received, the person taking the call should remain calm and obtain as much information as possible; (USE CHECKLIST PROVIDED). Notify Building Management – Building Manager, Assistant Building Manager, Chief Engineer, or Administrative Assistant as soon as caller hangs up. Notify the New York City Police Department by calling 911. Try to obtain a name or badge number if possible. Do not make public announcements relative to these calls unless directed by building management or the police department. Building management will then alert all tenant representatives of the bomb threat. A visual search will be conducted of all public areas (restrooms, etc.) by building staff (security, engineers, etc.). If the bomb threat involves a tenant area, the tenant space will be searched with a tenant representative. If a suspicious package is found, keep the subject area clear and notify the police. The authorized tenant representative will be responsible for making decisions as to the evacuation of their floors unless the police department calls for an evacuation. Building employees shall not make any decision to evacuate any tenant floor or area. If a determination is made by the police department to evacuate, all building employees will assist in the evacuation via the fire safety plan. Click here to download a Bomb Threat Checklist Emergency Procedures: Earthquake In the event of an earthquake: Remain Calm. DO NOT leave the building, you are safer inside until the initial tremors subside. DO NOT use the elevators. If you are in an elevator, exit as soon as possible. Take cover under a desk or other sturdy object or against the wall in the core of the building and protect your head. Move away from the building exterior. Stay away from the windows, bookcases, filing cabinets and any objects that may fall or shatter. DO NOT take cover in emergency stairwells. After the earthquake: Be prepared for aftershocks. Cooperate with the public safety officials who may be on the scene. CHECK for injured individuals and assist when you are able. Never move a seriously injured person unless they are in immediate danger. After the earthquake (continued): ASSESS the damage to property and check for fires. CHECK for electrical shorts and gas and water leaks. If you suspect a gas leak, DO NOT use matches, cigarette lighters or turn on electrical switches or appliances. If you smell gas, contact the Chief Engineer or Lobby desk immediately. Open doors carefully and beware of falling objects. Wear shoes for protection from debris and broken glass. Stay away from windows/glassed areas. Replace telephone receivers; this may be useful if you have phone service. Listen to the radio for emergency reports. Inform the Divisional Office of the situation. Emergency Procedures: Emergency Action Plan SL Green Realty Corp. is committed to the safety of all building occupants and provides this Emergency Action Plan and eductational guide to ensure that all tenants understand the requirements for protecting themselves and their property during non-fire emergencies. Emergency Action Plan (EAP) EAP Educational Guide Emergency Procedures: Emergency Contacts Police Department Emergency: 911 Midtown South Precinct: (212) 239-9811 Fire Department Emergency: 911 Midtown: (212) 628-2900 Medical Emergency: 911 St. Luke’s Roosevelt: (212) 523-4000 St. Claire’s Hospital: (212) 586-1500 Poison Control: (212) 340-4494 Associated Ambulance: (212) 809-5433 In a medical emergency, call the appropriate number above, and then alert the lobby desk at (212) 782-3201. We will hold an elevator ready to expedite the response team to your floor. Emergency Procedures: Fire and Life Safety All activities, systems and procedures in this area are designed to ensure that all SL Green properties are secure, safe, and free from hazardous conditions. For more information click here to view the Fire & Life Safety video . Fire If You Discover A Fire 1. Pull the Fire Alarm Box. Call the Fire Department. Dial 911. Tell the address and floor location of the fire, its severity and type. This information will be relayed to firefighters in route. 2. Call the Building Management Office. Outside regular business hours, your phone call will be rerouted automatically to the lobby guard station. Our Fire Brigade will take initial action and help firefighters when they arrive. 3. Alert your Fire Warden. Tenant Fire Wardens have been trained in emergency response. Follow his or her instructions. If You Hear The Fire Alarm 1. Remain calm. 2. Close doors but do not lock them. Take only essential belongings with you. 3. Follow instruction of your Fire Warden. You may be asked to inspect the area or help others. 4. Proceed down the stairs to a re-entry level at least two floors below the fire. Keep to the right on the stairs to avoid firefighters who will be coming up the stairs on their right. 5. Do not use the elevators. Elevators will automatically return to the lobby to await firefighters. 6. Feel doors before opening them. Do not open any that are hot. 7. If you are disabled, await help from your assigned Aid or wait near the stairwell doors. Fire Safety Director In an emergency, the Building Manager or a delegate acts as Fire Safety Director with primary responsibility for assisting firefighters and coordinating the response of building staff and systems. He or she operates from a Fire Command Station located in the main lobby from which all mechanical, alarm, and communications systems can be activated. The Fire Safety Director organizes and trains a Fire Brigade composed of building staff and is responsible for their equipment and state of readiness. He or she is also responsible for overseeing designation and training of a Fire Warden for each floor and sufficient Deputy Fire Wardens for each tenant to meet Fire Department regulations. The Fire Safety Director maintains organization charts listing members of current tenant emergency teams. The Fire Department takes the establishment, training, and availability of Fire Wardens and Deputies very seriously. If the Fire Safety Director finds that an individual is neglecting the responsibilities outlined in the tenant's emergency plan, he or she is required to inform Building Management, which will in turn inform the tenant. If the tenant fails to correct the situation, the Fire Department will be notified. Fire Brigade A Fire Brigade, consisting of building personnel, will usually be the first response team to arrive at the scene. If the fire is small and conditions do not pose an immediate personal threat, the Fire Brigade will confine or extinguish the fire using equipment carried with them. If the fire is too intense to contain, the Fire Brigade will control it from spreading by closing doors. Upon locating the fire, one member of the Fire Brigade will move to the floor below the fire to communicate to the Fire Command Station. Then, he or she will remain near the elevators to direct firefighters and inform them of conditions. Tenant Responsibilities Under New York fire code, tenants of high-rise office buildings must participate in emergency response plans and make responsible and dependable employees available for designation as Fire Warden, Deputy Fire Wardens, Searchers, and Aids to the Handicapped. An organization chart listing the names, location, and telephone numbers of the people so designated is to be supplied to the Fire Safety Director and kept current. be supplied to the Fire Safety Director and kept current. Tenant Responsibilities (continued) Tenants are required to participate in periodic fire drills as required under Local Law #5, and are required to provide necessary equipment for fire drills and emergencies such as whistles, arm bands, flashlights, etc. All employees should be instructed that fire drills are not to be taken lightly and to cooperate with the instruction of Wardens assigned to their areas. Employees should be instructed to report all unusual odors indicating a possible fire to the Fire Warden or Deputy Fire Warden, but to pull the fire alarm box only if they detect an actual fire or smoke condition. All fires, no matter how small or quickly extinguished, must be reported. Primary responsibility for safety of employees rests with each tenant. It may be necessary to tailor the plan outlined below to suit your space and number of employees. Fire Drills All occupants of the building are required to participate in fire drills. However, occupants other than building service employees are not required to leave the floor or use exits during the drill. A written record of fire drills will be kept in the Fire Safety Plan for the building and maintained for three years. The Fire Warden in charge will be required to sign these records at the end of each scheduled drill. Fire drills will be announced via the public address system. The announcement will consist of a statement by the Fire Safety Director followed by appropriate tone signals. The Fire Warden in charge will be informed of the drill two weeks in advance. Upon hearing the signal, all Deputy Fire Wardens will alert their area occupants that a fire drill is in progress and advise them to proceed to their exit stairwells. They will report to their Fire Warden when their areas are clear. Male and female Searchers will proceed immediately to various rest rooms and other isolated areas to assure that everyone has heard, understands, and responds to the signal. When all areas are clear, Searchers will report to the Fire Warden. Aids to the Handicapped will assist disabled employees to the exit stairways and also report. The Fire Safety Director will observe the exercise and point out deficiencies. The drill will end after the Fire Safety Director makes a short announcement. Fire Wardens Fire Wardens are responsible for coordinating the evacuation of the entire floor, working through assistants each responsible for an assigned area. By signing in with building staff upon arrival each morning, Fire Wardens notify Building Management of their presence. If their signature is absent, a staff member will call the Tenant Company and request that an alternate Fire Warden be assigned for the day. Fire Warden Responsibilities - If The Alarm Sounds: 1. Report to your Fire Warden Station. Fire Warden stations, located on each floor near the freight elevator, is equipped with emergency telephones. 2. Telephone the Fire Safety Director to determine the location of the fire. Usually only the fire floor and the floor above will relocate. 3. If your floor is not involved, instruct Deputy Fire Wardens to inform people in their areas that they are no in danger. DO NOT EVACUATE unless directed to do so. 4. If your floor encounters heavy smoke, contact the Fire Safety Director and tell him or her of your intent to evacuate and the route you will take. 5. Do not tie up telephone lines unnecessarily during the emergency. Fire Warden - Additional Responsibilities: 1. Have an evacuation route clearly planned. Assist Deputy Fire Wardens in preparing evacuation plans for their assigned areas. 2. Assign people to assist handicapped or disabled employees. Keep the Fire Safety Director informed of all people requiring or providing assistance 3. Identify weak points during fire drills. Discuss these with the Fire Safety Director and work with Deputy Fire Wardens to correct deficiencies. 4. Maintain up-to-date organization charts of Deputy Fire Wardens, Searchers, and Aids. Report 4. Maintain up-to-date organization charts of Deputy Fire Wardens, Searchers, and Aids. Report changes to the Fire Safety Director. 5. Instruct new Deputies, Searchers, and Aids in their responsibilities during drills or actual evacuations. 6. Inspect your area periodically for safety. Make sure all flammable substances are stored in approved containers. Deputy Fire Warden Firms occupying larger quarters will assign one Deputy Warden for each 7,500 square feet of area. The primary duties of Deputy Wardens are to be familiar with safety procedures and routes, and to maintain order in the event of an evacuation. They are trained to assume Fire Warden responsibilities if necessary. During an evacuation, Deputy Wardens will direct traffic away from elevators unless otherwise instructed by the Fire Warden, Fire Safety Director, or Fire Department personnel. Prior to entering a stairwell, Deputy Wardens should feel the door for heat that would indicate a fire, and check for smoke. If the stairwell is unsafe, they will direct traffic to an alternate stairwell. Deputy Wardens will inspect their areas to verify that all personnel have relocated and report to the Fire Warden when the area is clear. Once relocated, the Deputy Warden will assemble and account for all people in his or her assigned area. Aids to the Handicapped Two fellow employees are assigned to assist any handicapped worker in relocating. Such Aids are officially assigned in advance and their names reported to the Fire Safety Director. Upon reaching their relocation destination, they will request that their Fire Warden notify the Fire Safety Director of the handicapped person's presence. Floor Searchers Floor Searchers are assigned in pairs, male and female, and have responsibility for inspecting areas of the office and lobby space which may contain people who cannot hear the alarm or may not be familiar with procedures. Upon hearing the fire alarm, Floor Searchers will inspect washrooms, storage areas, file rooms and other areas isolated from the main spaces of the office. They should make special note of persons with hearing impairments in their areas and assure that they have relocated. Once their areas are clear, Floor Searchers report to their Fire wardens and accept any further assignment requested, such as directing traffic away from elevators. Safety is Everyone's Concern Primary responsibility for safety of building occupants and compliance with fire codes rests with each tenant. Material in this manual is supplied as general information to help you meet requirements. It is not management's intent to direct the tenant to adopt or use all or part of the given information, nor does management or ownership assume any liability in connection with all or part of the information which may be used or adopted by the tenant. Should evacuation become necessary, the authority and responsibility rest with the local officials of government. Neither management nor ownership can assume responsibility for any consequences resulting from the decision to evacuate or not to evacuate. Emergency Procedures: Fire Prevention Sensible, fire-safe housekeeping can prevent fires or at least limit those that do occur. Do not allow unsafe conditions, such as cluttered offices and overburdened extension cords, to cause trouble. The following hazardous and unsafe conditions should be evaluated and eliminated without delay. General Office Areas Are paper boxes used for storage? Are files, paper, or combustible materials piled on chairs, in corners or in open bookshelves? All are potential fire hazards. Are hazardous lightweight electrical cords or unsafe frayed electrical cords used in your area? Only heavy-duty extension cords should be used for office equipment, or any other kind of electrical appliance. Are outlets and extension cords in your area overloaded with more than one item such as electric typewriters and/or personal computers? Avoid putting more than one piece of office or other electrical equipment on an outlet or cord. Use only U.L. approved multiple outlet strips with fuses, or consider the installation or relocation of base building outlets. Is kitchen equipment in your area always unplugged when not in use? Kitchen equipment, such as hot plates, coffee pots, etc., should never be left unattended when in use and should never be plugged in when not in use. General Office Areas (continued) Has the permanent installation of major electrical or computer equipment in your area been properly approved by the Building? Are flammable liquids, such as turpentine, solvents, thinners, toners and ink, used in duplicating and reproduction equipment being handled properly? No office should have more than five gallons of such liquids on hand at one time, and such liquids must be kept in an approved safety container, tightly sealed, in an approved metal cabinet. Are No Smoking signs posted in areas where flammable liquids are used or stored? Is the No Smoking rule enforced? Are stored items placed at least 18 inches below the sprinklers? Telephone and Electrical Closets Telephone and electrical closets must not be used for storage and must be kept locked at all times. Any items found in a closet will be discarded. Storage and File Rooms Are items stored in paper boxes and stacked in corners and aisles creating a fire hazard in your area? Are all combustible materials such as paper, files, reports, and rolled plans kept in steel cabinets or closets when not in use? Are the doors and drawers kept closed at all times? Closed metal cabinets or files are required in file room, with more than 300 sq. ft. of space or more, unless the area is equipped with sprinklers. Are all combustible materials stored neatly and compactly? Compartmentalized metal racks are permissible in storage or file areas of less than 300 sq. ft. Are all flammable and combustible liquids properly stored in approved containers? Fire Extinguishing Equipment Each stairwell landing in Stairwell “B” and each stairwell landing in Stairwell “A” from the sub-basement to the 14th floor are equipped with a fire standpipe. Fire extinguishers are available at each stairwell landing. This fire extinguishing equipment is intended for the protection of Building occupants in the event of a fire condition. It can be used to extinguish small fires or to contain a fire until the arrival of the Fire Department. However, building occupants should not attempt to use the equipment if by doing so they will expose themselves to personal danger or cause delays in the evacuation of the floor. Do not use water type fire extinguishers on electrical or liquid fires. It Takes Three Elements to Start a Fire: Oxygen, Heat, Fuel Fires in wood, textiles and other ordinary combustibles containing carbon materials: These are extinguished by cooling and quenching with water which wets down and prevents glowing embers from rekindling. Tri-Class dry chemical extinguishers are also effective on this kind of fire and achieve extinguishment by insulating and inhibiting the combustion reaction. Fires in gasoline, oil, grease, paint, or other liquids that gasify when heated: These are extinguished by smothering, cooling, and heat shielding. Dry chemical, Halon, and carbon dioxide are effective on this type of fire. Fires in live electrical equipment: These fires require a non-conducting extinguishing agent. A Halon or carbon dioxide extinguisher smothers the fire without damaging the equipment. Dry chemical is also effective. Fire Doors Fire Doors wedged or tied open, or with objects placed in front of them so that they cannot close, are rendered useless. To protect yourself and your fellow employees, make sure the doors on your floor are always kept closed. If you must evacuate your office during a fire emergency, make sure the last person closes the door without locking it. This will help to contain the fire until the arrival of the Fire Department. Flammable Liquid Storage Requirements Various types of liquids in normal office procedures, such as duplicating machine fluid, acetone, alcohol and cleaning solvents are highly flammable or combustible and can present a serious fire hazard if not handled properly. The storage of flammable liquids in a tenant area must be limited to five gallons kept in individual one gallon approved metal safety cans or one quart original plastic containers. In addition, these safety cans or containers must be stored in approved metal cabinets. All cans must be inspected regularly for leaks, and leaking cans must be replaced immediately. A flammable liquid storage must be clearly designated by Flammable Liquid and No Smoking signs. A flammable liquid storage area may not be located adjacent to exits or in pathways leading to exit facilities. Freight Elevator Lobbies Do not place trash, furniture, or mailbags in the freight elevator lobby. Emergency Procedures: Fire Safety Guide SL Green Realty Corp. is committed to the safety of all building occupants and provides this guide to ensure that all tenants understand the requirements for protecting themselves and their property, specifically: To recognize the basic causes of fire and take preventive action to eliminate them. To establish a method for systematic, safe and orderly evacuation of the occupants of 1185 Avenue of the Americas in case of fire or other emergency, to a safe area in the least possible time. To explain the proper use of available fire appliances provided at 1185 Avenue of the Americas for the controlling and extinguishing of fire and the safeguarding of human life. To provide proper continuing fire safety education for all occupants of 1185 Avenue of the Americas. This Fire Safety Guide covers the following topics: Tenant Requirements Fire Safety Team Requirements Fire Emergency Procedures Fire Drills Fire Safety Team Duties Information for Floor Wardens in Preparing for Fire Drills Fire Safety Housekeeping Checklist Fire Extinguishing Equipment Flammable Liquid Storage Requirements Freight Elevator Lobbies Fire Doors Tenant Emergency Information To ensure prompt evacuation of your office during a fire emergency it is essential that you familiarize yourself with the location of all stairway EXITS on your floor. The Floor Warden on your floor will assist you with this. The periodic fire drills held at 1185 Avenue of the Americas will also familiarize you with the stairway locations. Each stairway at 1185 Avenue of the Americas is identified by an alphabet letter. A stairway identification sign is posted on the occupancy side of the stair door. In addition, a specially lighted EXIT sign is installed at the entrance to all stairways; “You are Here” signs are located in the passenger elevator lobby on each floor. Tenant Requirements The specific requirements established by the New York City Fire Department specify, by law, that each tenant: Participate in a fire drill once every six months. Identify responsible and dependable employees for designation as Floor Warden and Tenant Fire Safety Team members. Fire Safety Team Requirements The law requires each tenant to provide representatives from an office to participate on the Floor Fire Safety Team. This person or persons (depending on the size of the office) would report to the Floor Warden when the office is completely evacuated during a fire drill or actual fire emergency. Submit a list of the designated Fire Safety Team members for your floor. If there are any changes in your office, please advise the Building by mail within seven days. Submit an up-to-date list of all disabled personnel and assign at least one Fire Safety Team Member to each disabled individual. Fire Emergency Procedures Evacuation is via stairway or as far away from the fire as possible, to at least two floors below the fire. Evacuation should be pursuant to the instructions over the public address system. Do not use elevators for the emergency evacuation of personnel from the fire floor. Personnel may not return to the fire area until it has been declared safe by the responsible authorities. To report a fire or smoke condition, immediately contact: Building Management Office and/or lobby desk. Pull handle on the pull station (located near each stairwell), which sends an alarm to the Fire Command Station and the New York City Fire Department. Notify your Floor Warden or Deputy. They will make certain that the fire is reported to the Fire Command Station and will begin to organize the evacuation of the floor, if applicable. The Floor Warden will also communicate with the Fire Command Station in the Lobby via the Floor Warden phone located in the center of the corridor. NOTE: THIS SYSTEM SHOULD ONLY BE USED TO REPORT EMERGENCIES SUCH AS FIRES; ALL OTHER NECESSARY COMMUNICATIONS TO THE POLICE, LOBBY DESK OR FIRE COMMAND STATION SHOULD BE MADE BY PHONE. Please remain calm and report as much factual information as possible on the location and nature of the fire. Depending on the emergency involved, we will activate the public address system located in the ceilings of the core corridor areas. Response to a Fire Report: The Fire Command Station will immediately notify the New York City Fire Department. The Fire Department will respond to the floor below the fire and approach the fire floor via a stairway. Evacuation Procedures: During a fire emergency, the public address system will be activated in offices on the floors, which must be evacuated. The emergency tone (siren-like) will be activated first. You should proceed to the corridor areas where specific instructions will be broadcast over the public address speakers located in the corridor ceilings. The last one out of an office should close the door without locking it. This will help confine fire. Do not call an elevator to the floor of the fire. You must use the stairways for evacuation; the stairways have been built with fire resistant materials for safe evacuation. Walk to the stairway or follow announcements over the public address system and by the floor warden and deputy fire wardens of your floor. Keep the conversation to a minimum. Do not push or run. Stay in line. Smoking is prohibited. Traffic on the stairway must head in the down direction only unless otherwise indicated by the Fire Safety Director, or other person in authority. Fire Drills The specific requirements established by the New York City Fire Department require that each tenant participate in a fire drill once every six months. The purpose of these periodic fire drills is to instruct occupants in how to safely evacuate their offices in the event of a fire. Several days prior to a fire drill, we will notify each tenant and the designated fire wardens and deputies of the location, date, and time of the drill. Immediately prior to the start of a drill, the public address system will be activated. The electric “alert” signal will be audible on each floor. This signal is the initial tenant alerting technique on the floors that must be evacuated; this will be followed by the evaluation tone. After hearing this signal, proceed to the corridor where specific instructions will be broadcast over the public address system. Keep conversation to a minimum so you can hear instructions. A member of the Fire Safety Team on your floor will also provide instructions. Do not hesitate to ask members of the Fire Safety Team on your floor any questions you may have regarding evacuation procedures. Fire Safety Team Duties General Duties: Learn your floor layout and the location of all exits, stairs, fire alarms, and the fire fighting equipment. Make sure all exit doors to stairwells are in the position shown on layout and are not obstructed, inoperable, or locked. Report any deficiencies. Instruct new employees about emergency evacuation procedures. Notify the Building Office if you have any handicapped personnel in your office. Make specific provisions within your office for the evacuation of this person. Emergency Duties: Transmit the fire alarm to the Fire Command Station via the telephone or via the pull station located in the public corridor if you discover the fire. In case of evacuation, direct all personnel to descend the fire stairwells to at least two floors below the fire floor. Elevators must not be used. Listen to the public address announcement concerning evacuation of the floor and the stairways to be used. Be sure the entrance door to the office is closed when the last person has evacuated. Report to the Floor Warden when evacuation is completed. This information is extremely important in verifying that everyone has been evacuated. Floor Warden General Duties: Review the floor plan, including the location of all exits, fire alarms and fire fighting equipment. Make certain that every office on the floor is under the direction of an adequate number of deputy floor wardens with searchers. The Floor Warden can formulate an effective evacuation pattern for each office to primary and secondary exits. Make certain that all members of the Fire Safety Team are aware of their duties. Provide a way to identify Floor Wardens and other members of the team, such as hats during drills or evacuation. Keep Fire Safety Team Organization chart up-to-date and posted in an area visible to all employees. Make sure the floor is adequately staffed by the Tenant Fire Safety Team at all times. Make substitutions when necessary. Emergency Duties: In the event of a fire emergency, a Floor Warden shall: Make certain that an alarm has been transmitted via the pull station. Make certain that all Deputy Floor Wardens on their floors have been informed of the fire and that all occupants on the floor are notified and proceed immediately to execute the Fire Safety Plan. Ensure that an occupant search is made of all rest rooms. Proceed to and remain at the Floor Warden Telephone in the corridor. From there, the Floor Warden will maintain communication with the Fire Command Station and receive, coordinate, and provide instructions. Supervise the evacuation of all occupants of the floor via stairway (with the assistance of the Deputy Floor Wardens) to a safe area of refuge at least two floors below the fire floor. This includes the selection of exit stairs to be used and initiation of any action necessary to prevent panic. Supervise the evacuation of all occupants of the fire floor and floor above. To ensure that all known occupants have been evacuated from the floor, use a checklist sheet indicating each Deputy Floor Warden and his/her areas of responsibility. Check off each Deputy Floor Warden as his/her office is evacuated. Deputy Floor Warden General Duties: As part of his/her normal assignment and day-to-day responsibilities, a Deputy Floor Warden shall: Assume the general duties of the Floor Warden when he/she is not on duty. Review the floor plan for his/her floor including the location of all the exits, fire alarms, and fire fighting equipment. Make daily inspection of all fire doors to exit stairs to ensure they are maintained in the closed position and that no doors are obstructed, inoperable or locked. Report any deficiencies found to the Floor Warden. Make certain that all members of the Fire Safety Team under his/her jurisdiction are aware of their duties. This includes arrangements for the evacuation of handicapped persons. Instruct new employees in his/her office about emergency evacuation procedures. Make certain that the Fire Safety Team Organization Chart (located in this section) is up-to-date and posted in the hallway near the fire call box. Report daily to the Floor Warden any absent members of the Fire Safety Team in his/her office. Emergency Duties: In the event of a fire emergency, a Deputy Floor Warden shall: Make certain that an alarm has been transmitted to the Fire Command Station. Make sure that the Floor Warden is notified of the fire incident. Make sure that the Floor Warden is notified of the fire incident. Be prepared to assume the Floor Warden’s emergency duties if called upon. Supervise the evacuation of his/her office. Dispatch male and female searchers to carrying out their assigned duties. Assemble all occupants of the office and direct their evacuation via appropriate stairway to three or more levels below the fire floor. Insure that when all occupants have left his/her office, the entrance door is closed. Employees experiencing a high level of anxiety: Strong leadership is the best way to keep people under control. Practice your duties during the fire drill so that you will be comfortable in supplying the leadership required to conduct a safe evacuation. Uncooperative Employees: During an emergency, leave that person in the office. Go to the Floor Warden telephone and report the floor and location to the Fire Command Station. The Police/Fire Department will respond and evacuate the individual. Emergency Duties (continued): In the case of panicky or uncooperative employees, the Fire Safety Team should always remember that in this situation your job is to report the location of these individuals. Do not stay with them. If you stay with the individual you are putting yourself in danger without notifying the authorized response personnel. Non-Fire Evacuation Emergencies: (power outages, etc.) Fire Safety Teams will be called on to direct the floor’s evacuation and report to the Fire Command Station Deputy Floor Warden when the floor is cleared (including mobility restricted individuals). Report conditions on the floor to assist the Floor Warden in the performance of his/her duties. Searchers’ Duties: Alert occupants of own immediate office, adjoining offices and rest room on the floor during a fire emergency or drill. In areas that cannot be entered, knock on door, and make certain the occupants know there is a drill or fire emergency. Information for Floor Warden in Preparing for Fire Drills Make the necessary Fire Safety Team assignment if not already completed. This assignment should be permanent. Pre-drill meetings will not be held so that Fire Safety Team members become experienced in operating independently in preparation for an actual fire emergency. At the end of the drill, all team members will meet with the Fire Safety Director in the corridor on a pre-determined floor to discuss the effectiveness of the drill. Since, on any given day, you will not know what team member is available during drills or actual emergencies (vacation, sick, etc.) every member assigned to search and evacuate areas must report back to you to verify that the floor has been evacuated. There will be at least one person reporting to you from every section assigned within large tenancies. If someone has not returned to you from a particular tenancy, then send someone out who has already reported in to verify the evacuation of that office. This reporting method is critical to the evacuation of the floor and should be understood by every team member. Information for Floor Warden in Preparing for Fire Drills (continued) The initial alert used for fire drills and actual fire emergencies will be the “attention” signal broadcast over the public address system. For anything other than drills, this signal will mean that a fire emergency exists, and evacuation of the floor may be necessary. Visit each tenant a day or two before the drill to ensure that everyone knows their assignments and note any changes in your Fire Safety Team list. Give these changes to the Fire Safety Director on the day of the drill. Team members should report any lack of participation or cooperation during the drill. Note: Assignments Necessary Coverage for all stairs and elevator lobby. Searchers to evacuate every office and rest room. Introduction: Welcome The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better understanding of 1185 Avenue of the Americas 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 1185 Avenue of the Americas! Introduction: About SL Green SL Green Realty Corp. owns and operates a premier portfolio of commercial office buildings in New York City. It is the largest commercial office landlord in the nation's largest and most resilient office market. The Company has an outstanding track record of producing industry-leading returns and creating long-term value for its shareholders. SL Green owns 34 buildings totaling approximately 24.5 million square feet in New York City, primarily located on the avenues and major cross streets of Midtown Manhattan near the key transportation hubs. The Company delivers real value to tenants by offering the amenities, quality and service of modern office buildings at attractive rents. In addition to its Manhattan portfolio, SL Green owns approximately 3.6 million square feet of top tier commercial office space in Westchester and Connecticut. Introduction: About 1185 Avenue Of The Americas Building Address: Building Owner: Building Management: Year Constructed: Architect: Building Area: Exterior: Number of Floors: Elevators: HVAC: 1185 Avenue of the Americas (Between 46th and 47th Streets) SL Green Realty Corp. SLG 1185 Sixth A-D, LLC 1972 Emery Roth & Sons 1,069,234 rentable square feet Glass, aluminum and marble-panel exterior curtain wall 42 Manufactured by Westinghouse Two 1,900 ton York steam turbine and one 1,000 ton electric drive chillers. Telecommunications: Telecommunication providers currently servicing the building include Verizon, Rockefeller Group, MCI, Everest Broadband and Cogent Communications, Inc. 1185 Avenue of the Americas also provides the latest generation of fiber optic cable installed in the main telephone room and can accommodate T-1 lines, ISDN lines, etc. Time Warner Cable is the cable provider. Security: The concierge desk is attended by security personnel 24 hours per day, 7 days per week. The building also has an electronic surveillance system throughout the property that is monitored at the concierge desk. New optical turnstiles manufactured by Designed Security, Inc. have been installed and work in tandem with the new Photo ID Tenant and Visitor Management badge systems. Messenger Center: Building messenger center operated by Velocity Express utilizes SL Green uniformed employees to distribute courier deliveries that arrive at the building. Tenant Access: 24 Hour / 7 day access 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 that contains a number of downloadable and printable administrative forms. In order to be able 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 1185 Avenue of the Americas. If you have trouble accessing the Electronic Tenant® Handbook or need assistance, please e-mail or call the property management office. Policies and Procedures: Contractors Contractor Qualifications Construction firms and personnel providing remodeling services must be approved by the Building Manager and must provide proof of adequate insurance coverage, including certificates establishing bonding, compliance with worker's compensation, and insurance for public liability and property damage in amounts equal to those required to be provided by you under your lease agreement. These certificates must name both the landlord and Manager as additional insured. Policies and Procedures: General Rules and Regulations SL Green is committed to providing quality office space managed with professionalism and an experienced eye for detail. Your help in meeting these standards is greatly appreciated. The following common-sense rules protect everyone and are intended as a broad outline only. See your lease for a more specific enumeration of tenant obligations: 1. Please do not block the halls, courts, elevators, and other public spaces or use them for any purpose other than traveling to and from your office. This rule includes storage of freight, merchandise, displays or showcases in any common area used by people outside your own firm. 2. Please do not alter the exterior appearance of the building by installing signs, advertisements, notices or other graphics on exterior walls, or interior surfaces visible from outside, without prior permission. Similarly, electrical fixtures hung in offices or other spaces along the perimeter of the building, which affect its exterior appearance, must be fluorescent of a color and type previously approved in writing by Building Management. 3. Interior signs on doors and any directory tablet shall be of a size, color, and style acceptable to Building Management. 4. Please do not use plumbing fixtures for other than their intended purpose. Depositing sweepings, rubbish, rags, acids or other substances (particularly) coffee grinds, in sinks, toilets or other plumbing fixtures can result in mechanical damage and repair charges to the tenant. 5. Please do not disturb others. This rule prohibits any noise audible from the hallway or adjoining office suites whether created by musical instruments, radios, television sets, group activities or any other source. 6. Please do not use your space for other than normal office activities. Specifically, offices are not to be used for manufacturing, storage or sale of merchandise or property of any kind, at auction or otherwise. Retail or public services are likewise prohibited, including such services as those of a public stenographer or typist, barber, manicurist, or employment bureau. Tenants may not engage or pay employees on the premises who do not work on-site, nor advertise for labor giving the building as an address for applicants. Building Management reserves the right to prohibit advertising, which, in management’s opinion, tends to impair the reputation of the building for office use. 7. Please do not store flammable fluids or any combustible, explosive or chemical substance in your office except those which are incidental to usual office occupancy. 8. Use the locks provided. If additional locks, bolts, or other mechanical security systems are required on doors or windows, Building Management will be happy to coordinate their installation. Building Management is to be provided with keys or combinations to all such systems except those protecting high security areas. Upon vacating the premises, tenants must return keys to storerooms, offices and toilets. 9. Please do not keep pets or other vehicles on premises. Exceptions are made of seeing-eye dogs and conveyances required by handicapped persons. 10. Regular suppliers of outside services must be approved by Building 11. Management, which may establish hours or other conditions for entrance to the building. Such suppliers include vendors of food, spring water, ice, towels, barbering, shoe shining and similar products and services. 12. Canvassing, soliciting and peddling of products or services is prohibited in the building. Policies and Procedures: Moving Policy All move in/move outs must be conducted according to the following requirements: Insurance Your moving company will need to be insured according to the current building requirements before moving operations can begin. It will be your responsibility to furnish the building with this information. Moving Company Your moving company should be familiar with the moving operations in high-rise, Class A Buildings. The mover will be required to protect all building common area hallway walls, corners, doors and floors as directed by the building in order to protect against damage. It is necessary for you to identify your moving company to the building at least one week prior to the move and provide the name and telephone number of the moving company’s contact. Moving Schedule A moving schedule must be provided to the building at least a week in advance. All moves must be performed after-hours and can only be conducted between the hours of 6PM and 12 Midnight. This means that the moving trucks must be fully packed and off the premises and out of the neighborhood by 12 midnight. The reason for this is to avoid disturbing the neighboring residential properties. Freight Elevator Service The building has one freight car servicing all floors in the building. During your move, you have the option of requesting an elevator mechanic to stand by in the event that the freight car goes down. The advantage of this is that the elevator mechanic is on the spot to restore service as soon as possible. Otherwise, a repair mechanic is called in on a first-come, first-served basis. The building office can provide you with the most current charge for this service. Freight Elevator Hatch The hatch may only be opened by the elevator mechanic. The charge for this will be according to the elevator companies prevailing rate. Elevator Operator An elevator operator must always be present to run the freight elevators. Policies and Procedures: Smoking 1185 Avenue of the Americas maintains a no smoking policy throughout the building including all common areas, lobby, rest rooms, stairwells and elevators. Please do not smoke at building entrances. Policies and Procedures: Tenant Improvement Work This section highlights some of the important components of the pre-construction design and review process that should be addressed early in the process to avoid unnecessary delays. Many of these responsibilities are normally delegated by the Tenant to their Architect or Engineer(s). They in turn work with an expeditor to obtain the necessary city permits, sign-offs, etc. Many potential problems that can occur during both the design and construction portion of a project can be avoided when the Tenant and their design/construction team review these standards together, and attend the initial project kick-off meeting with the Landlord’s representatives. We look forward to working with you. General Tenant Responsibilities The Tenant should send the Property Manager a letter describing the scope of proposed work for the demised space prior to beginning any alterations. The letter should also include the Tenant’s architect and engineering firms, contact names and phone numbers of the company’s that have been retained to develop drawings, specifications and oversee the entire project. The Tenant is responsible for hiring a licensed architect and/or licensed engineer(s) to provide the appropriate design and construction documents. It is imperative that the Tenant mandates these professionals to actually visit the site and perform a field survey of the demised space. These inspections are often critical to the success of the project and the Tenant should be sure that they are part of the consultant’s scope of work. The Landlord will not make final Tenant Improvement payments until the work is completed and all sign-offs are obtained. Landlord requires the following information in order to complete the review process and approve/disapprove the initiation of any construction work: A letter requesting the alteration. If you are a sub-tenant, the letter must be accompanied with a letter from the primary tenant allowing your firm to proceed with any alterations. Three sets of drawings and specifications signed and sealed by the architect & or engineer. A copy of the applications to the various local agencies that must review and approve the drawings. Tenant must use the Building’s expediting firm that can be found in the building specific section. An original copy of the architect/engineering firm’s Errors & Omissions and Certificate of Insurance. A copy of the same should be forwarded of the General Contractor and all subcontractors when these firms have been decided. Samples of any non-standard materials (e.g., wallcovering, signage, carpet, etc.) and the cut sheets for each item. Retail and Restaurant Tenants should provide a sample of material boards, schematic design drawings, signage and display window information. Restaurant Tenants should also include estimates of water and steam usage. The Tenant is responsible for all damages caused by the Tenant’s contractors to the Landlord’s property and the property of adjoining tenants. Landlord’s property must be restored to the Landlord’s satisfaction or the Landlord will be reimbursed for all costs related to restoring property to its original condition. If additional or special cleaning services are needed in any public area due to the Tenant’s construction work, the Tenant will be notified of this need and will be charged for it accordingly. Landlord’s Rights, Compliance with Applicable Laws & Lease Provisions Tenants are responsible for compliance with all applicable laws affecting their premises, including but not limited to Local Laws 5, 16, and 58. All alterations within their premises must comply with New York City Codes and Regulations of all the agencies that have jurisdiction and with the Americans with Disabilities Act. The drawings and specifications will be reviewed by the Landlord only to ascertain compatibility with the building’s design, structural and appropriate systems (i.e. electrical, mechanical, plumbing, life safety). These requirements do not in any way alter the terms and provisions of the lease, and the Landlord reserves the right to withhold its consent or approval notwithstanding compliance to these guidelines. Landlord reserves the right to add to or modify any standards, specifications and guidelines. If the project is to be completed in multiple phases, the Tenant shall not permit work to begin within the next phase until the Landlord has reviewed all the appropriate drawings and other documentation and granted approval to begin the following phase. The Tenant’s contractor is expected to follow all the building’s rules and regulations. Any contractor or their employee who does not follow these policies will be requested to leave the building and will not be permitted access to the building henceforth. At the completion of the project, all Building Department, Fire Department, etc. sign-offs and As-Built drawings (both hardcopy and on Autocadd format) are to be submitted to the Property Manager. At the end of this section, attached are partial and final lien waivers that are to be sent to the Property Manager as the job is in progress and at it’s completion. Additionally, if you are due an allowance from the landlord for your work, these must also be included with your payment requisition. Beginning of Construction A copy of all the following documents must be submitted to the Landlord (and accompanied with a transmittal letter detailing all documents that are being submitted) BEFORE any alteration work may begin: Original drawings that have been reviewed approved and stamped by a licensed architectural/engineering firm. Copy of all permits from the agencies that have jurisdiction. An authorization letter of the individuals who may order additional services on behalf of the Tenant (i.e. freight elevator reservations, additional cleaning). Certificate of Insurance for all those firms that represent the Tenant and will be performing work in the building. A contact list of all firms who are working on behalf of the Tenant that should include company name, trade, contact person(s), phone numbers and emergency phone numbers. Landlord must approve all General and Subcontractors who are intended to work in the building. A project schedule indicating the proposed time frame for the various work stages to begin and be completed. The day, time and location where construction meetings will be held so that the Landlord’s representative may attend the meetings and monitor the progress of the job.
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